TMG Partners has been in the business of developing award-winning, financially-successful, community-based real estate for 35 years. As much as we have accomplished over the last three decades, we believe it is the way we THINK about our region, the risks we manage, the critical timing of our projects and the value we create that sets us apart.

Localism

Real Estate is
a local business.

No, really.

We don’t fly in. We live here.

David CropperDirector of Development

The San Francisco Bay Area is an extremely diverse real estate marketplace with countless micro-business climates teeming with possibility. But you have to be here—and know here—to make the most of the opportunities all around us. Having been exclusively committed to the Bay Area for over three decades, we have developed a keen local intuition which gives us a unique advantage in recognizing both the opportunities and risks in this complex market.

Regionalism

We Think Mega

If we try to solve our land use problems by focusing only on the nine Bay Area counties, we will fail.

Michael CovarrubiasChairman & CEO

As the Bay Area’s economy has grown over the last three decades, so too has its challenges—particularly related to transportation, housing, affordability and climate change. To plan for growth of 4 million more people in the next third of a century, TMG is thinking bigger, beyond our nine Bay Area counties, and working on longer term strategies to create greater connectivity across our entire megaregion.

Timing

It’s got to work at low tide as well as high tide.

Some of our best deals are the ones we didn’t do.

Matt FieldChief Investment Officer

Almost anyone can make money in a positive economic climate. But it takes discipline, depth of market knowledge and experience in all major product types to know when to buy and when to sell. The most profitable deals can be the ones you decide just don’t make sense or are outbid by an “out of town” competitor. Because we are active in our markets on a daily basis, TMG Partners has managed a portfolio through 35 years of market cycles that works in all phases and has withstood the sands of time.

Vision

huh?

Once it’s obvious, it’s too late.

Cathy GreenwoldSenior Advisor

If you wait for the statistical proof to confirm real estate opportunities, you’re looking backwards. TMG Partners has cultivated an approach to studying the business landscape that reveals market opportunities before they become obvious. Our contrarian investment strategy balances optimism and caution with the intent of turning forward-looking investments into no-brainers.

Returns

Redefining IRR

Our measure for success goes beyond profit.

Lynn TolinChief Operating Officer

Most investment professionals have a clear understanding of IRR: Internal Rate of Return, a purely financial measurement of performance. At TMG we use a different definition. For us, IRR means balancing Integrity, Relationships and Results. We measure every aspect of our business through this lens to ensure our partners, communities, tenants and buyers are treated with the highest degree of respect and responsibility while we consistently deliver superior financial performance.

Samsung Semiconductor's flashy new office campus in North San Jose may have soaked up the limelight lately. But it's hardly the only development that will soon be coming out of the ground for the South Korea-based high-tech juggernaut.

The Mountain View City Council last week gave the green light to TMG Partners' 385,000-square-foot campus at 625-685 Clyde Ave., which will be the new home for Samsung Information Systems America. SISA, which signed a lease agreement with TMG in September 2012, is an R&D subsidiary of Samsung Electronics Co. Ltd.

Ken Dupee, a partner with TMG, said the council approval essentially clears the developer to pull building permits following some final housekeeping items. Groundbreaking is tentatively slated for this summer with occupance by the end of 2014. Devcon Construction is the general contractor on the $100 million project, and Studios Architecture is doing the design.

"We can't wait," Dupee said.

The development will consist of two, six-story buildings along with two, six-story parking structures on the 8.9-acre site, which is currently occupied by four 1970s-era buildings totaling 117,918 square feet that will be torn down. The new office buildings will provide room for up to 1,200 workers.

The build-to-suit for Samsung is the first approved under a new Mountain View general plan that allows higher density office developments in targeted areas in return for meeting certain criteria. Those include providing meeting stringent sustainability goals and mitigating traffic impacts. Council members also asked for community benefits in return for approval.

While such agreements are not out of the ordinary, the TMG/Samsung project appears to go further than some. For example, TMG agreed to launch a "transportation management association," a nonprofit organization that would provide shuttle service for multiple companies in the area, not just Samsung. The idea is to provide a more efficient shuttle service than a patchwork of separate systems among different companies. The service could eventually be opened up to companies in the North Bayshore area, including Google. A city staff report pegs the startup cost at $250,000, with annual operational costs of $100,000.

"It will create order out of chaos," Dupee said. "In the current situation, we have a bunch of corporate citizens who operate their own corporate shuttles, but some aren't full."

On the green side, the project will aim for the equivalent of a Leadership in Environmental Engineering and Design, or LEED, Platinum rating. That's thanks to elements such as super-efficient HVAC, solar panels and shading devices.

"It will actually use less energy in the (much larger) new buildings than the existing buildings that are there," Dupee said.

Community benefits will include a big swath of open space, totaling 41 percent of the site area that will be publicly accessible. The shuttle system will also be open to public use.

The project is part of a high-profile and rapid expansion of Samsung's presence in the Valley. Aside from its NBBJ-designed San Jose campus, the company has also been busy establishing innovation centers in Menlo Park and Palo Alto.

"They view having a first-rate campus as an attractive tool for attracting and retaining talent," Dupee said of the Mountain View project.